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City Council Action

On September 10, 1998, City Council APPROVED the Dunbar Community Visiondirections that are shown in the following pages as Approved Directions.

Council also approved the following:

THAT Council and Departments use the Dunbar Community Vision Directions tohelp guide policy decisions, corporate work, priorities, budgets and capital plans inthis community.

THAT Council direct the Director of Community Planning to report back on anoverall approach to implementing and monitoring the Dunbar Community Vision.

City Council 1996 - 1999

Mayor Philip OwenDon BellamyNancy A. ChiavarioJennifer ClarkeAlan HerbertLynne KennedyDaniel LeeDon LeeGordon PriceGeorge PuilSam Sullivan

Table of Contents

Note:This document brings together all the material from the two major public documents distributed to all households during the program:the Community Vision Choices Survey, and the Vision Highlights and Survey Results.

Printed February 1999

Vision Highlights

Vision Background

Vision DirectionsIntroductionShopping AreasExisting Single Family AreasNew Housing TypesTraffic and TransportationGreening, Parks, Streets and LanesCommunity Services and FacilitiesOther Community Priorities

Rezoning Policy

Survey Notes

Map of Dunbar

Acknowledgements

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6

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9

14

18

25

31

34

37

41

44

45

46

4 Dunbar Community Vision

Vision HighlightsDunbar TodayDunbar is a very attractive community of quiet, tree-lined streets, single-family houses, many and varied park spaces, an active, accessible com-munity centre, and three convenient shopping districts on DunbarStreet. Its residents greatly value its safe, green, village-like atmosphereand see this quality as what makes Dunbar special. They want to pre-serve this uniqueness in the face of change which is often seen asunwelcome and unneighbourly: new four-storey development onDunbar Street lacking design sensitivity and quality; rural lanes withgreen edges being paved over; older character houses being replaced byout-of-scale new houses; increasing traffic concerns.

Not all change is unwelcome. People recognize that more housingchoice is desirable so that residents who wish to, can live out their livesin Dunbar. Also, there are opportunities for improvements, such asDunbar Street shopping districts to provide a community focus and amore attractive face for the community.

Dunbars Vision for the FutureDunbars Vision preserves the green, village-like character of the com-munity while focussing most changes on Dunbar Street. New develop-ments should be better designed and Dunbar Street made more attrac-tive and safer for pedestrians, transit users, and bicyclists. New types oflow-rise housing should be focussed on Dunbar Street, 16th Avenue,and/or 41st Avenue. These changes should come about with a high levelof community involvement to ensure that they enhance the communityand serve residents of all ages.

Community Shopping Areas on Dunbar StreetThe three shopping areas along Dunbar should be strengthened in theirroles as community gathering places. The variety of small shops andservices at the sidewalk edge should be continued with gaps filled in.New mixed used developments should be less bulky, of higher quality,and fit better with the surrounding neighbourhood. Pedestrian improve-ments should include safer crossings, benches, plantings, and a commu-nity plaza.

A Predominantly Single Family Community with Dunbar CharacterIn the future, most of Dunbar should remain primarily single-family.New houses should all receive design review to help ensure compatibil-ity with existing homes, and greater design diversity should be permit-ted than now. The lush, green feel of residential streets, lanes, and yardsshould be kept. Rental suites should be legal in more areas and currentregulatory roadblocks preventing suites in new houses should beremoved, noting that many houses already have rental suites, thoughnow officially not legal. There could also be some infill housing onlarger lots if it helps save existing character houses.

5Dunbar Community Vision

New Housing Choices on ArterialsIn addition to current apartments above stores in the shopping areas,new types of housing, such as rowhouses, four- and sixplexes, andduplexes should provide other affordable housing choices for youngfamilies and people wanting a smaller home in Dunbar. This newhousing should be developed as small projects over time, and should fitin with the character of the adjacent single-family areas. There should befurther community involvement in the detailed planning for this newhousing, which should include assessing the most suitable locations onthe arterials (Dunbar Street, 16th, and/or 41st Avenues). Housing forseniors could be in a variety of forms, including low-rise apartments.

Focus on Walking, Cycling, and TransitThere should be an emphasis on improving the convenience of alterna-tives to the private vehicle. Neighbourhood greenways should be devel-oped with City assistance, and connected to city-wide greenways andbikeways to link important destinations within and outside the commu-nity. Traffic calming should occur where needed to slow traffic onresidential streets and address safety concerns for pedestrians andcyclists. The extra width of Dunbar Street should be used to improveconditions for pedestrians, cyclists, and transit users instead of for morelanes of traffic.

A Green and Environmentally Conscious CommunityThe green and natural landscape of the community, both public andprivate, should be preserved and enhanced. Trees and landscapingshould be part of new developments and street improvements. Someparks should be upgraded so that they can be used for a greater varietyof activities. Preserving the remaining unpaved lanes should be activelyencouraged. Views of the water and mountains from Dunbar Street andpublic places should be protected. It should be easier to conserve,recycle, and dispose of hazardous waste. Working at home should bemore actively supported.

Helping Those with Special NeedsMore efforts should be made to allow seniors and others with specialneeds to continue to live in Dunbar if they choose, through additionalvolunteer support services and alternative housing options. The talentsand energies of Dunbars youth should be actively encouraged tocontribute to the community, and the special needs of youth betterrecognized and addressed. A community policing centre should beestablished.

Community Involvement and IdentityDunbar residents have a high level of community spirit and volunteerismand are keenly interested in participating in decisions that will affectthem. There is great potential for building community spirt and identitywhich should be pursued through collaborative projects in implement-ing this Vision. Implementation should also involve residents in impor-tant decisions on neighbourhood change.


Vision BackgroundWhat Is This Vision?This Vision describes the kind of community that people who live and work inDunbar want it to become over the next 10 to 20 years, and how CityPlan directionsshould be implemented in Dunbar. It identifies what people value and want topreserve, what improvements are needed, and how change should occur. It will beused at City Hall to help set priorities for capital projects, direct City programs andservices, and make decisions affecting this community. It is also an opportunity forcommunity organizations and individuals to act on programs that the community hasendorsed.

How Was This Vision Created?The Vision directions were developed by people who live and work in Dunbar. Theprogram began in January 1997 with community outreach and a weekend Ideas Fair.The heart of the process was a series of intensive public workshops where over 100people spent many hours developing ideas and options on a variety of topics. Fromthese sessions, Vision directions were created and published in the CommunityVision Choices Survey, distributed to all households, businesses, and propertyowners. Over 1600 people, from every block in Dunbar, responded to the survey,agreeing with the workshop proposals and selecting among options, to create ashared Vision for the future. In September 1998 the Vision directions that weresupported by the community in the survey were approved by City Council.

A Community Liaison Group, which was composed of a wide range of communityvolunteers, provided continuity throughout the process, served as a watchdog ofthe process to ensure that community input was carried through, and advised staffon community outreach and other matters.

An Overview Of TheCommunity Visions Program

This Vision is based onCityPlan:Directions for Vancouver,which was adopted in 1995 asan overall vision for the city. InJuly 1996 Council approved theCommunity Visions Program as away of bringing CityPlans city-wide directions to the commu-nity level and reaching allcommunities within severalyears. The program Terms ofReference describe the groundrules and process for creating aCommunity Vision. The programasks each community toimplement CityPlan directions ina way and at a scale and pacethat suits the community.Dunbar and Kensington-CedarCottage (KCC) were selectedthrough a public forum, andendorsed by Council, as the twopilot project areas for Visions.


CityPlan Directions InSummary A checklist forCommunity Visions

Strengthen NeighbourhoodCentresProvide shops, jobs, and servicesclose to home, and safe, invitingpublic places to meet andsocialize.

Improve Safety and BetterTarget Community ServicesIdentify ways to increase safety;to better provide communityservices; and to use arts andcultural activities to supportcommunity identity andparticipation.

Reduce Reliance on CarsMake it easier to get around onfoot, by bike, and by transit.

Improve the EnvironmentSuggest ways to improve airquality; conserve water andenergy; and reduce waste.

Increase the Variety andAffordability of HousingFind ways to help meet thehousing needs of communityresidents of all ages and incomes.

Define NeighbourhoodCharacterDefine what aspects ofneighbourhood character,heritage, and appearance toretain, and decide the characterof new development.

Diversify Parks and PublicPlacesMeet park needs, and identify avariety of designs, activities, andlocations for all kinds of publicplaces, from play areas togreenways and gathering places.

Involve People and RedirectResourcesFind new ways to involve peopleand to redirect resources tobring CityPlan directions and theCommunity Visions to life.

Making The Vision HappenThe Community Vision sets broad directions for the future. Some of these directionswill happen almost immediately, others over many years.

Implementing the Vision can be done without increases to the City budget. The Cityhas a wide variety of tools and programs that can be used to implement the Vision,like capital plans, zoning, traffic calming, business improvement area assistance,bikeways and greenways. The Vision will help to set priorities and to direct funds toprograms which achieve the Vision over time.

Continued community involvement will be necessary, to set priorities and translateVision directions into actions and projects through more detailed planning forexample, to identify specific locations and design of new types of housing and todesign improvements to community shopping areas. Combined action by the Cityand the community is needed to make the Vision happen.


Vision DirectionsIntroduction

This section presents the Vision directions grouped into seven themes, with direc-tions for over 40 topics. The following information is provided:

Background information: Introductory material for each theme and topic providesinformation on the existing situation and on City policies and practices.

Vision Directions: The Vision directions for each topic are in two groups:Approved Vision Directions and Other Vision Directions considered but notapproved.

Survey results: After each Vision direction, the community survey results are shown,as a percentage of the total vote. (This is the combined total from both the generaland random portions of the survey.) The percentages are always in the followingorder: agree/neutral/disagree.

One of the following categories of support is also shown with the survey percent-ages:

Support: These are directions with agreement from more than half of respond-ents (both general and random). They were approved by City Council. Non-support and Uncertain: These directions did not have majority agreement.They were not approved by City Council.

More detailed survey information is provided on page 44.

Peoples ideas: For many directions, there were specific ideas generated at thecommunity workshops, and these are listed after the Vision direction.

Topics Not Included In The Vision DirectionsThe Vision directions cover the topics that were identified at the community work-shops as key topics for the community, and topics where new directions could besuggested.

For some topics that were not addressed at the workshops, there are city-widepolicies in place that will continue to apply in Dunbar. Included are policies throughwhich the City assists in providing non-market housing for lower incomehouseholds, special needs residential facilities, and heritage preservation. Whererezoning is required, community consultation takes place on a project specific basis.See Rezoning Policy on page 41.

For any other topics not included in the Vision directions, the City will still need toconsult before major changes are made in the community.


Shopping Areas

This Vision concentrates on ways to make the three mainshopping areas along Dunbar Street more convenient andenjoyable places for community residents to shop and gather,such as, with pedestrian safety improvements, plantings,benches, and a community plaza.

There are also suggestions for improving the design of newdevelopments that are gradually replacing older, often smaller,existing buildings.

Dunbar also has two other small areas with shops: at 33rd andMacKenzie and at 41st and Balaclava. These areas will remain,but they were not singled out for specific attention in thisVision.


More Information

For other information related tothe shopping areas, see Trafficand Transportation whichincludes the whole length ofDunbar Street, and NewHousing Types which includesdifferent types of housingbetween the shopping areasalong Dunbar Street, 16thAvenue, and/or 41st Avenue.

1. Dunbar StreetShopping Areas

Of the three shopping areas alongDunbar Street, the main area is DunbarCentre, around 28th Avenue. This areahas the widest variety of stores, services,and activities, including a library andsupermarket. Two smaller shoppingareas are at the entrances to Dunbar:Dunbar South at 41st and Dunbar Northat 16th. Dunbar South also has a largesupermarket.

The zoning regulations for all threeshopping areas generally require com-mercial at street level (shops, services,restaurants) and allow three storeys ofresidential or two storeys of commercialabove. Although strip malls with parkingin front still exist, as permitted by olderzoning, current zoning does not allownew strip malls. Commercial uses alongDunbar Street are mostly in smallstorefronts. This is the form of retail thatDunbar residents would like tostrengthen.

The Vision directions address a widerange of shopping area elements. Thefirst six directions apply to all threeshopping areas and include pedestriansafety and traffic, comfort and appear-ance, types and design of storefronts,big box stores and internal malls, andparking. The other directions are spe-cific to the three individual shoppingareas.

Approved Vision Directions1.1 Pedestrian Safety Improvementsand TrafficIt should be easier and safer to cross thestreet, and traffic should move moreslowly through the shopping areas.Support %: 78/11/11

Peoples ideas... corner bulges; special crosswalkpavement; planted centre medians;more pedestrian crossings; reducedspeed limit in commercial areas

1.2 Pedestrian Comfort andAppearanceImprovements, such as plantings,benches, and public art, should beprovided, and they should be designedto create a distinctive Dunbar identity.Support %: 73/17/10

Peoples ideas... encourage strolling and shopping more plantings; shade trees;plantings in corner bulges; improvedplantings between sidewalk andparking in strip malls, green linksthrough from lanes behind shoppingarea benches, street furniture, hangingbaskets, banners, fountains, pavingstones instead of concrete, public art,improved street lighting, bike racks distinctive design of improvements,such as light standards, garbage cans,bike racks, banners, benches, busshelters; murals on walls withDunbar theme fund improvements with develop-ment cost levies, Business Improve-ment Association levy, local area levy

1.3 Storefronts, Shops, and ServicesA variety of small local shops and serv-ices should continue to line thesidewalks instead of developmentswith parking lots in front or buildingswithout storefronts. The design shouldencourage window-shopping andcommunity gathering (e.g., smallstorefronts; display windows; sidewalkcafes; courtyards). The supermarkets inDunbar Centre and South should stay.Support %: 92/6/2


Peoples ideas... reinforce small retail outlets;discourage large chain stores; en-courage variety of merchants; pro-vide more upstairs office space formedical and professional services;allow small, clean manufacturingbusinesses; keep restaurants andcafes; expand hours of operation(but concern about late-night con-venience stores) transparency (windows facingstreet), sidewalk displays, raincanopies, visual distinction of stores,sign guidelines specific to the area quiet zones and small parks;sidewalks cafes; opportunities indevelopments for public courtyardslike Capers on W. 4th Ave.

1.4 Business AssociationsExisting business associations should besupported and expanded, and, wherethere are no associations, new onesshould be encouraged to form.Support %: 62/33/5

Peoples ideas... keep Dunbar Days; add SeniorsDays, etc. establish a Business ImprovementAssociation with power to levy itsmembers for funds improve store security for mer-chants

1.5 Parking for ShoppersOn-street parking should remain, andmajor opportunities for off-street park-ing (e.g., at supermarkets) should beretained, or replaced if there is redevel-opmentSupport %: 87/9/5

Peoples ideas... retain on-street parking; retain orreplace off-street parking (e.g.,Stongs); more parking and/or moreturnover; cooperative parking,parkade, timed parking, enforceparking, charge for parking

1.6 No Malls or Big BoxThere should not be any very large, orbig box stores, or any internal shoppingmalls, allowed in Dunbar or closeenough to threaten the economic healthof the local shopping areas.Support %: 88/5/7

1.7 Dunbar Centre: A CommunityPlazaThe Dunbar Centre shopping areashould include a community plaza as afocus for informal meetings and forcommunity events and information. Theexact location should be subject tofurther community consultation.Support %: 54/26/19

Peoples ideas... in front of the community centre;as part of redevelopment on the siteof the Shoppers Drug Mart parkinglot; a new multi-use building on thelibrary site, with library, publicsquare, and residential above have library, post office, coffeeshop, etc., for casual meeting; use forcommunity billboard, annual art fair,public art

Possible Dunbar Street improvements: more planting, more pedestrian comfort andsafety


1.9 Dunbar NorthIn addition to sections 1.1 to 1.6 whichapply to all three shopping areas alongDunbar, Dunbar North improvementsshould include: improved appearance of the liquorstore keep line of storefronts along bothsides of Dunbar, and fill in gaps whenredevelopment occurs (but not necessar-ily along north side of 16th) more local-serving shops businesses taking more care of publicsurroundings more plantings and more positive (butlow-key) sense of entrance into DunbarSupport %: 73/19/8

Peoples ideas... liquor store improvements: plant-ing; larger trees; wider internalsidewalks with seating and displays fill in retail gaps when redevelop-ment occurs; liquor store parking lot;real estate office building mark entrance to Dunbar: useplantings; put in plantings instead ofpavement on boulevard on southside of 16th east of Dunbar take advantage of the city-wideRidgeway Greenway that will pass

through here (east-west acrossDunbar and then turning north-south across 16th) to provide saferstreet crossings for shoppers, highschool students, and bus users

1.10 Dunbar SouthIn addition to sections 1.1 to 1.6 whichapply to all three shopping areas alongDunbar, Dunbar South improvementsshould include: improved safety and convenience forpedestrians who need to cross the longblock of 41st between Dunbar andCollingwood improved bus loop plantings to green the area and markthis entrance to Dunbar, including adouble row of trees along the widesidewalk on 41st Avenue keep line of storefronts along thestreets, and fill in gaps no additional lanes of traffic on 41stAvenueSupport %: 80/13/7

Peoples ideas... fill in retail gaps: at 40th Avenue; atbank parking lot mid-block crossing on 41st Avenueto IGA, or improved corner crossingsat block ends bus loop: add shops; improveappearance and safety; add seating;make into mini-park

Other Vision Directionsconsidered but not approved1.8 Dunbar Centre: Extend ShoppingArea to Community CentreThe Dunbar Centre shopping areashould be extended along the blockbetween 30th and 31st (on both sides ofthe street), to link the edge of thecurrent shopping area with the Commu-nity Centre site.Uncertain %: 41/27/32Comment: There are more agree votesthan disagree votes, but the differencebetween the two is closer than for manyof the other Uncertain directions.Consequently, this is not a priority forCity-initiated action in Dunbar.

Shopping area - Dunbar North

Possible W. 41st Avenue improvements: double row of trees, planted bulges andmedian, more pedestrian comfort and safety


1.11 Option: Reduce Size of DunbarNorth and SouthAllow new residential developments toreplace shops in some, or all, of DunbarNorth and South, if this would concen-trate more shops and services in DunbarCentre and make Dunbar Centre astronger shopping area.Non-support %: 23/24/53

2. Mixed UseDevelopmentFor many years, there was little develop-ment activity in the commercial areas ofDunbar Street. The older one and twostorey commercial buildings remained.Recently, there have been more projectswith one level of commercial and threelevels of apartments above. This is calledmixed use development.

The current zoning regulations requirecommercial use retail, service oroffice at street level. On upper floors,the developer has the choice of whetherto have commercial or residential.Zoning also limits the height, requiressetbacks from neighbours, sets maxi-mum density, and (now) forbids parkinglots along the street in front of build-ings. The zoning deals with livability ofthe residential development privacy,daylight, and so forth. However, it doesnot deal with the character and appear-ance of the building.

The Vision direction recognizes thepotential of these developments toprovide housing, strengthen localshopping areas, and improve safety byproviding eyes on the street. However,it also includes ideas to improve thedevelopments.

Approved Vision Direction2.1 Design ImprovementsThe design of mixed use developmentshould be improved: less bulky and imposing looking less impact on single family neigh-bours designs reviewed to be more attractive various architectural styles rather thanany one style being required more planting to soften the impact onneighbours and improve commonspacesSupport %: 89/6/5

Other Vision Directionconsidered but not approved2.2 Extra HeightOne or two additional storeys beyondfour storeys should be considered insome cases: on higher points of land, to echo theland form in return for providing some publicopen space or other amenity.Non-support %: 30/9/61

Better mixed use design: upper setbacks, breaking up scale, smallshops, awnings

Setbacks at the rear: less impact on neighbours at rear

Two recent mixed use projectson Dunbar Street

More Planning andConsultation

Vision direction 2.1 wouldrequire rezoning, based on moredetailed planning with thecommunity. (see Rezoning Policyon page 41).


Existing Single FamilyAreas

Most of Dunbar is developed with single family houses.Under current regulations, the single family zoned areashave very little potential for additional lots to be created.However, new houses frequently replace older ones on exist-ing lots. The Vision directions address retention of singlefamily areas, design of new single family houses, retention ofcharacter buildings, and rental suites in single family houses.

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3. Single Family Areasand Design Of NewHousesIn 1997, after a resident survey, most ofDunbar was rezoned to RS-5/5S in orderto provide more control over the designand appearance of new houses. (A smallarea in the northeast corner of Dunbarchose to remain RS-1, largely because ofconcerns over view blockage.) Based onexperience with RS-5 so far, about 70%of new houses can be expected to gothrough design review.

This Vision emphasizes the importanceof keeping substantial single family areasin Dunbar and making future designadjustments in the zoning. Going backto the previous RS-1/1S was not sug-gested. Recognizing that RS-5/5S wasintended as an interim zoning, alterna-tive directions regarding design controlare suggested.

Approved Vision Directions3.1 Maintain Most Single family AreasMost of the area that is now single familyshould be kept for single family, in orderto retain the basic character of Dunbar.(Exceptions would only occur where thecommunity supports new housingchoices as described in Sections 6 to 9).Support %: 88/6/7

3.2 Design Review for All NewHousesAll new houses should have designreview, rather than it being optional, asnow under RS-5/5S.Support %: 71/11/18

RS Single Family Zoning

For general information aboutzoning, see Rezoning Policy onpage 41. The following notesprovide information on the RSzones in Dunbar.

In RS-1 and RS-IS houses do notrequire design review. Regula-tions control only the position,height, and total floor space ofbuildings. (The second S in RS-1S and RS-5S indicates thathouses are permitted to have arental suite.)

In RS-5 and RS-5S there are twooptions: (1) build a house, withslightly less above-ground floorspace than RS-1/IS, with nodesign review; or (2) obtainsome additional floor space inreturn for going through designreview that covers overalldesign, materials, detailing, andlandscape. The design guidelinesdirect new houses to take theircharacter from the neighbouringhouses. In Dunbar that meansnew houses will often have atraditional, late 1920s character.RS-5/5S also allows somewhatmore building depth and heightthan RS-1/1S.

Older house: example

RS-5 house, full design review: example

RS-1 house, no design review: example

Modern style house: example



Vision Directions 3.2 to 3.5would require rezoning, basedon more detailed planning withthe community. (See RezoningPolicy on page 41). To achieveVision Direction 3.2 would meannew houses, that do not gothrough design review, would belimited to significantly less floorspace than now allowed.

4. Older CharacterBuildings

While Dunbars development began inthe 1910s, most of the area was devel-oped in the mid to late 1920s. Someolder buildings have been torn down fornew ones, but many pre-1940 charac-ter structures remain.

The Vancouver Heritage Register (VHR)lists older buildings that have architec-tural significance. Their owners are ableto take advantage of some zoningincentives to encourage them to keepand renovate them. However, mostcharacter buildings (i.e., built before1940) are not on the VHR. Vision direc-tion 4.1 is based on a feeling that demo-lition of these buildings, to replace themwith new development, is changing thearea undesirably, and is an unnecessarywaste.

3.3 More Diversity in Design thanNowMore diversity in design, than nowpermitted under the RS-5/5S designguidelines, should be allowed, while stillensuring quality design, materials anddetailing. There should be less emphasison design being similar to neighbouringhouses, with modern designs beingpermitted as well.Support %: 51/15/34

3.5 Different Yard Sizes for HousesThe traditional yard and house orienta-tion should be able to be varied to takeadvantage of whether a lot faces southor north, east or west.Support %: 57/18/25

Other Vision Directionconsidered but not approved3.4 Smaller New HousesThe overall size of new houses shouldbe reduced from what is now permitted,to be similar to the older houses thatwere originally built.Uncertain %: 54/15/31Comment: This direction did not receivea majority of agreement in bothsurveys. However, it received manymore agree votes than disagree votes one of the highest agree votes of theUncertain directions. Consequently, thisidea remains on the table, and can bemore closely considered by the commu-nity as part of any work to implementDirection 3.2.

Different yard sizes and house locations for sun orientation(Vision Direction 3.5)


Approved Vision Direction4.1 Retaining Character BuildingsIn order to encourage retention ofcharacter (e.g., pre-1940) houses andother buildings, there should be incen-tives to renovate, such as: additionaldensity, suites, relaxations to buildingcode requirements, promoting theopportunity to be included on the VHR.Support 74/11/15


Vision Directions 4.1,5.1, 5.2would require rezoning, basedon more detailed planning. (SeeRezoning Policy on page 41)

For Vision Directions 5.2, issuessuch as boundaries, traffic andparking impacts, etc., would bedealt with as part of the detailedplanning.

5. Rental SuitesUnder current zoning, houses in thearea north of W. 20th Avenue are permit-ted to have a rental suite. This is basedon community consultation some yearsago. However, because of various Cityregulations, very few suites are actuallybeing built in new houses, and fewolder suites are being brought up tobuilding code standards.

Approved Vision Directions5.1 Suites More FeasibleIn areas where rental suites in housesare currently permitted, they should beeasier to do, and be better designed forthe resident.Support %: 65/17/18

Peoples ideas...For rental suites: allow full basements withoutreducing space allowed above thebasement relax building code regulations allow front entrance

5.2 Suites in More AreasHouses with a rental suite should bepermitted in more areas of Dunbar thannow, in order to provide mortgagehelpers, and to provide affordablehousing.Support %: 52/12/35

Older houses: examples


New Housing Types

Dunbar residents, in creating this Vision, looked at thefuture housing needs of Dunbar residents, ranging fromyoung singles and couples, to families with children, to sen-iors. This Vision includes possibilities for rowhouses, four- andsixplexes, and duplexes, as well as limited infill houses. It alsoincludes lowrise seniors housing.


By 2021, Dunbar residents will havecreated about 1600 more householdsthan now todays children grow upand have their own families; couplesseparate and become two households.Some will move away, but others willwant to stay in Dunbar.

Some, likely singles and couples, preferapartments, or rental suites in houses.Many couples whose children have lefthome continue to stay in their singlefamily homes. Families with childrenalso want the features of a single familyhouse, such as lots of space, privateyards, and individual front doors butoften at less cost than a new house.

There are almost no additional singlefamily lots available. Apartments abovecommercial can be built under theexisting zoning along some arterials.There are also rental suites in houses(see Section 5).

In creating this Vision, Dunbar residentsconsidered some types of housing thatoffer the features of a single family homeat less cost infill, rowhouses, four-and sixplexes, and duplexes. They alsolooked at apartment options, andsupported some while rejecting others.

The Housing Statistics followingSection 7 provide more statistics onboth the demand for housing, and thenumber of units that would result fromthese Vision directions.

6. InfillInfill means where a smaller secondbuilding is built on a lot, usually behindthe main house. Sometimes it is called acoach house or a granny flat. Nor-mally it has the garage on the main floor,and the unit above. It may be added toan existing house, or built with a newhouse. Usually, the unit is strata-titled,but sometimes it is rented. The zoningin parts of Kitsilano and Mt. Pleasant(east and south of City Hall) has allowedinfill on wider, 50 foot lots for the past20 years.

Approved Vision Direction6.2 Revised - Infill as a Tool forCharacter Retention on Large LotsInfill should be considered, on largelots, as one possible tool to provide anincentive to retain/renovate characterbuildings (e.g., pre-1940).This revised direction was created byresponses to a series of infill options.(See under 6.2)


Vision Direction 6.2 Revisedwould require rezoning, basedon more detailed planning withthe community (See RezoningPolicy on page 41). Most of thelarger lots and characterbuildings are located throughoutthe area south of King Edward.

Illustration below: Houses shown in dashed lines aretypical, single-family houses.

Infill on larger lots for character retention


Other Vision Directionsconsidered but not approved6.1 Option A: On Larger LotsInfill should be allowed on larger lots(i.e., 50 ft. wide and larger).Non-support %: 36/15/49

6.2 Option B: On Larger Lots, but forCharacter Retention OnlyInfill should be allowed on larger lots,but only as an incentive to retain/renovate character buildings (e.g., pre-1940).Uncertain %: 36/20/43Comment: In the random survey, thisdirection was the only one of the threeinfill options to receive more agreevotes than disagree votes (43/20/36).

Further investigation of the surveyresults shows that, of all the people whocast a vote on Options A and B, 53%agreed with at least one of these twotypes of infill, and 33% agreed withneither type. In the random survey, 59%agreed. These survey results still do notindicate support for widespread use ofinfill as a new housing type. However,combined with a high level of supportfor character retention in 4.1, they doindicate support for using infill as onepossible tool for character retention.Therefore, a revised direction has beencreated (see 6.2 Revised).

6.3 Option C: In Selected LocationsInfill should be allowed, but only incertain locations, such as around thecommercial centres or along speciallydesignated greenways.Non-support %: 33/22/45

7. Rowhouses, Four- andSixplexes, DuplexesMany households want the features ofsingle family homes (private yard spacefor garden, children or grandchildren,pets; large enough for several bed-rooms; having its own private entry).Dunbar residents felt that rowhouses,four- and sixplexes, and duplexes havepotential to provide some of thesefeatures in a more affordable form.

Illustrations below: Houses shown in dashed lines aretypical, single family houses.

Non-market Housing

New housing that is built in thenormal development market market housing is usually notaffordable to lower incomehouseholds, regardless of thetype of housing it is. The Cityassists in providing non-markethousing for lower incomehouseholds in a number of ways:-leasing City land to non-profithousing sponsors, who buildhousing funded by the BCgovernment-using housing agreements withdevelopers, where they includelower cost or guaranteed rentalsuites in their market projects, inreturn for additional density-using funds from DevelopmentCost Levies to assist in buyingland or paying for housing unitsdirectly

These projects sometimesrequire an individual site-specificrezoning, with communityconsultation taking place in eachcase. (See Rezoning Policy onpage 41.)

Overall affordability was aconcern of Dunbar residents increating the Vision directions,but new non-market housingdirections were not suggested.

Duplexes

Rowhouses

Four- or sixplexes


Approved Vision Directions7.1 Rowhouses, Four- and Sixplexes,DuplexesMore housing variety should be pro-vided in Dunbar by rowhouses, four-and sixplexes, and duplexes, which havemany features of single family housesbut would cost less. Among the condi-tions that should be met for this newtype of housing are: in defined areas, not just anywhere with design controls to be attractiveand fit into the neighbourhood built as small projects rather thanlarge ones with small green mini-parks and greenlinks in amongst themSupport %: 58/9/33

7.4 Revised - New Housing TypesAlong ArterialsThe rowhouses, four-and sixplexes, orduplexes described in 7.1 should belocated along Dunbar Street, West 41stAvenue, and/or West 16th Avenue.This revised direction was created byresponses to a series of individuallocations (see comment after 7.4).

Other Vision Directionsconsidered but not approved7.2 Along DunbarRowhouses, four- and sixplexes orduplexes should be located alongDunbar between the commercial areas.This could either be only in the blockswhich have a lane running parallel toDunbar to act as a buffer; or could be inall blocks, with a new lane being createdas a buffer at the time of development.Uncertain %: 52/13/34Comment: This direction did not receivemajority agreement in both surveys.However, it received more agree votesthan disagree votes in both.

7.3 Along W. 16thRowhouses, four- and sixplexes orduplexes should be located between16th and 17th Avenues (where there isno lane).Uncertain %: 44/21/35

7.4 Along W. 41stRowhouses, four- and sixplexes, orduplexes should be located along W.41st Avenue.Uncertain %: 47/19/33Comment: All of the arterial locations(7.2, 7.3, 7.4) have more agree votesthan disagree votes and more agreevotes than the non-arterial locations(7.5, 7.6). Of all the people who votedon the arterial options, 64% agreed withat least one arterial for rowhouses,four- and sixplexes, or duplexes. 21%disagreed with all arterial locations.Given support for new housing types inprinciple in Dunbar (7.1) and a 64%agreement with at least one arterial,the supported location for new housingtypes is along the arterial edges, notalong local residential streets. There-fore, a revised direction has beencreated (see 7.4 Revised above).

7.5 Behind Shopping AreasRowhouses, four- and sixplexes, orduplexes should be located behind theshopping areas for a depth of a quarterto a half block.Uncertain %: 40/18/42Comment: In the random survey, thisdirection received more agree votesthan disagree votes (43/20/36).However, this has a very high disagreevote relative to the agree vote. As notedafter direction 7.4, the arterial edgesare a more supported location for thenew types of housing than non-arteriallocations. Therefore, further planningwould concentrate on the arterialsrather than behind the shopping areas.

7.6 Around ParksRowhouses, four- and sixplexes, orduplexes should be located on the lotsfacing Memorial, Chaldecott, andBalaclava Parks.Non-support %: 25/13/62


Vision Direction 7.4 Revisedwould require rezoning, basedon more detailed planning withthe community (See RezoningPolicy on page 41). The detailedplanning would deal with preciseboundaries, phasing thedevelopment over time, trafficand parking impacts, needs foradditional services and facilities,developer contributions to costs,etc.


Housing Statistics

This information provides data on the future housing needs of Dunbar householdsand on how the Vision directions address these needs.

Future HouseholdsAs existing residents of Dunbar get older, they will generate more households due tobirths, marriages, and separations, as shown in the table below.

*1991 Existing household numbers come from the 1991 Statistics Canada Census

Type of Household1991

Existing*2021

EstimatedChange

First Households 15 - 24 years; mainly singles, couples, or sharing

130 105 -25

Established Couples and Singles 25 - 54 years; no children

1325 1115 -210

Families w ith Children 25 - 54 years; with children at home

2810 2400 -410

Mature Households over 55 years; mainly no children, or have left home

2465 4660 +2195

Tota l Households 6730 8280 +1550


Future Housing Units WantedThe table below shows the housing unit needs if all the future Dunbar householdsand newcomers continued to want the same kinds of homes that Dunbar residentsnow have the theoretical demand. It is theoretical because we cannot supposethat all these households will necessarily want to stay in Dunbar, or stay in thesetypes of housing. But it gives you a yardstick for comparison.

People Moving intoVancouver and Dunbar

In addition to new householdscreated through populationaging, people are moving toVancouver from elsewhere, andsome will come to Dunbar.Between 1986 and 1991, about37% of the new housing unitsbuilt in Dunbar were occupiedby newcomers.

* 1991 Existing unit counts come from the 1991 Statistics Canada Census** These apartment units would be above commercial in the shopping areas*** These totals match the totals on the bottom line of the Future Households chart on the previous page (smalldifferences are due to rounding)

New Housing Types Resulting from this Vision

Other New Housing Types:Rental Units, and SeniorsHousing

Vision Directions 5.1 and 5.2result in additional rental suites.It is not possible to estimate afuture number because it is notyet known how much of Dunbarwould agree to this and becauseeven where permitted these areindividual homeowner decisions.

Vision Direction 9.2 could resultin some units in projectsspecifically designated forseniors. The number cant beestimated but would likely besmall, because these are usuallynon-market projects thatdepend on sponsorship by non-profit groups.

Shortfall Of Single familyAs the bottom line of the above table shows, many of the households would con-tinue to want single family houses. Since there isnt room in the area for more singlefamily houses, households would either have to move to the apartments over com-mercial on Dunbar or W. 41st Avenue or if these arent suitable, move out of thecommunity. This Vision therefore creates options for new types of housing that havemany of the features of single family houses primarily rowhouses, four- andsixplexes, and duplexes.

*Estimates of the number of additional units take into account thenumber of houses and rental suites that would be demolished for thenew development. For infill, it is assumed that of the approximately1400 large sites with character houses, only a small portion would haveinfill.

Housing UnitsSingle Family

HouseRowhouse and Duplex

Rental Suite in House

ApartmentTotal Units

*1991 Exis ting 6275 75 285 135 6770***

2021 Es tim ated Des ired

7770 80 300 170 8320***

Additional Dem and (2021 Es tim ated - 1991 Exis ting)

1495 5 15 35 1550***

Additional Dem and Including Newcom ers (above x 1.37, see s idebar)

2050 10 20 50 2130

Additional new units poss ible under current zoning

0 90 0 970** 1060

Shortfall or (surplus) 2050 (80) 20 (920) 1070

Vision Direction *Additional Units

Infill - Revised 6.2 100 to 400

Rowhouse, Four- and Sixplex, Duplex - Revised 7.4

180 to 350


8. Apartment BuildingsUnder the current zoning, all of thepotential new apartments in Dunbarwould be located above commercial inthe shopping areas. Since apartmentsare suitable for some singles, couples,and seniors, additional types and loca-tions for apartments were suggestedduring the Vision process but notsupported by the community.

Vision Directions consideredbut not approved8.1 Three or Four Storey ApartmentsThere should be some three or fourstorey apartments mixed with therowhousing along Dunbar (refer toDirection 7.2).Uncertain %: 46/11/43Comment: The disagree votes are highrelative to the agree votes. This form ofhousing is not as acceptable as therowhouses, four- and sixplexes, andduplexes in section 7. Therefore, furtherplanning would concentrate on thosetypes of housing rather than on apart-ments.

8.2 Twelve Storey Apartments NearPacific Spirit ParkThere should be several twelve storeyapartments located near Pacific SpiritPark.Non-support %: 16/7/78

9. Housing Designatedfor Seniors

Many seniors live independently as longas possible. Single family homes, apart-ments, and the new types of housingvariety in Dunbar described in thesections above would provide a range ofchoices for seniors in good health.However, as abilities and needs change,seniors need different types of housingarrangements, usually involving somelevel of care.(For more about seniors housing seeDirection 15.2)

Approved Vision Directions9.1 Seniors HousingSeniors should have a variety of choicesof housing that allow them to stay in thecommunity as they age (e.g., congregatehousing, intermediate and extendedcare).Support %: 84/10/6

9.2 Seniors Lowrise HousingLowrise buildings (up to four storeys)committed to seniors should be permit-ted, provided the scale and design fitinto the neighbourhood. They should belocated near local shopping and transit.Support %: 83/8/10

Other Vision Directionconsidered but not approved9.3 Seniors Highrise HousingA highrise (up to twelve storeys) build-ing committed to seniors should beallowed in each local shopping area onDunbar Street.Non-support %: 17/8/75

Seniors Housing Rezonings

Vision Direction 9.2 would beimplemented through sitespecific rezonings. That meansthat when a group that isorganizing housing for seniorsfinds a site, they would be ableto apply for a rezoning. Eachrezoning would be considered inconsultation with neighbours(See Rezoning Policy on page41).


Traffic and Transportation

Traffic is a major concern to many people in Dunbar. TheVision directions identify a number of changes for the com-munity. All changes focus on giving more priority to walking,cycling, and transit; and giving less priority to moving cars.Dunbar Street was the priority street for action. Other topicswere traffic calming, transit, and bike routes and greenways.

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P rim a ry A rter ia ls fo r P edestr ian , C yc ling & Trans it Im pro vem en ts (C ity Transp orta tio n P lan an d /or D un bar V is ion )

(City Transportation Plan)


City Transportation PlanThis Vision supports the City Transporta-tion Plan and applies the Plan morespecifically to Dunbar. The Plan wasapproved by City Council in May 1997. Itincludes: not expanding the existing network ofarterial roads in the city improved transit and expandedbicycling better conditions for pedestrians,especially in community shopping areas traffic calming to protect neighbour-hoods from through traffic improved truck access for movinggoods, with measures to reduce impactson neighbourhoods future growth in commuter trips tothe downtown to be served by transit,instead of more car trips.

UBC TrafficTraffic headed to and from UBC is aparticular concern in Dunbar, especiallywith the planned increase in residentialpopulation at the University. A numberof ways to address this problem arecontained in the City TransportationPlan and the UBC Official CommunityPlan. These include the following: recommending the extension of theproposed Broadway light rapid transitline eventually to UBC setting targets for increased use oftransit to UBC setting targets for 20 percent reduc-tion of single-occupant vehicles to UBC pursuing measures to reduce theimpacts of truck travelling to UBC developing and implementing acomprehensive and integrated transpor-tation management strategy for UBC.

10. Dunbar Street

Dunbar Street is one of four primaryarterials in Dunbar, along with S.W.Marine, 41st, and King Edward. It is alsothe communitys shopping street.

Dunbars traffic lanes are wider thanstandard. Although there are two lanesof moving traffic at present, the right-of-way could accommodate four lanes, oreven six with parking removed. How-ever, the City Transportation Plan showsDunbar as having the potential forincreased priority for pedestrians,cycling, and transit. These Vision direc-tions support this and add to it. (Formore about Dunbar Street, see Shop-ping Areas which is about the specificshopping sections along the street, andsee New Types of Housing which in-cludes different types of housing thatcould occur along Dunbar Street.)

Approved Vision Directions10.1 Pedestrian Crossing SafetyThe traffic speed limit should be morestrictly enforced, and there should bemore and safer pedestrian crossings.Support %: 81/10/9

Peoples ideas... more crosswalks, more and faster-acting pedestrian lights, more clearlymarked pedestrian crossings (e.g.,painted, textured, signed, lighted,with audio)

Street Definitions

Primary and secondaryarterials: Arterials are streetsthat generally have two or moremoving lanes of traffic; havetraffic signals; and may bedesignated truck or bus routes.They are intended to servethrough traffic. Often they aresubject to rush hour parking orturning restrictions. Primaryarterials generally have morelanes and move higher volumesof traffic compared to secondaryarterials.

Local streets: Local streets areprimarily residential and usedprimarily by residents of aneighbourhood.

Collector Streets: Thesestreets collect traffic from localstreets, to access arterials.

Streets for pedestrian,cycling, and transitimprovements: These arearterials identified in the CityTransportation Plan as having thepotential for increased use bypedestrians, cyclists, and transitriders.

Right-of-way: The street right-of-way is the full, publicly-ownedstreet width. It includes thepaved road, the boulevards, andthe sidewalks up to the privateproperty line on each side of thestreet.


10.2 Street WidthDunbar Street should continue to haveonly two lanes of moving traffic, withparking on each side at all times. Thewide right-of-way should not be used toadd traffic lanes; instead, extra spaceshould be created for pedestrians,cyclists, and transit users, with some, orall, of the following changes: corner bulges at key intersections,and/or median refuge islands, to in-crease crossing safety more areas with trees and plantings a dedicated bike lane improvements for busesSupport %: 84/70/3

Peoples ideas... corner bulges at major pedestrianlinks, such as school routes traffic refuge islands plantings and trees in bulges andmedians

10.3 Traffic Trouble SpotsTraffic trouble spots, such as at 16thAvenue, should be redesigned if possi-ble, to improve pedestrian and vehiclesafety.Support %:80/14/7

10.4 The Look of Dunbar StreetBus shelters, light standards, and vari-ous improvements should be designedto create a distinctive character for thewhole of Dunbar Street.Support %: 74/19/8

Peoples ideas... develop an urban design schemefor Dunbar; provide a gatewayidentification at north and southentries; use public art; make some-thing of fact that Dunbar Street hasone of the highest elevation points inthe city a high street in twosenses

11. Public TransitAs of April 1, 1999, the Greater Vancou-ver Transit Authority will control transitservice (taking over from BC Transit).The City is responsible for bus shelters,whether traffic signals give priority tobuses, and how the streets are designedfor buses.

The City Transportation Plans improve-ments for transit include those that theCity is directly responsible for, as well asthose that the City will work on withothers to achieve: better bus stops, bus shelters, andboarding areas (e.g., with timetables andmaps) more frequent buses measures to give transit priority overcars on streets (e.g., bus bulges) community mini-buses a city-wide network of express busroutes and rapid transit, including 41stand Broadway/10th Avenue a governing and financing structuremore responsive to the needs of the cityand region

In Dunbar a relatively low percentage ofpeople use transit (7% of the morningpeak versus 23% city-wide). This Visionhas many suggestions to increase transituse.

Better bus stops: shelters, information, ticket machines, bus bulges


Approved Vision Directions11.1 Improvements to TransitAmenitiesMore people should be encouraged touse transit, with: easier-to-buy tickets more and better bus shelters more locally available bus information a community commitment to supportand encourage transit use.Support %: 79/16/5

Peoples ideas... pre-paid tickets; create morevisibility for businesses selling thesetickets benches and lighting at bus stops;coffee bar at major bus stops (part-nership with local businesses); betterlighting (e.g., where trees block outlight); community public art projectto plan and design bus shelters;stops near seniors housing; improve41st Avenue bus loop advertise bus fares and bus passes;bus schedule information at busstops and shelters encourage private and publicschools to promote transit or estab-lish school buses; encourage employ-ers and educational institutions toprovide bus passes

11.2 Improvements to Transit ServiceAs part of the improved public transitservice described in the City Transporta-tion Plan, Dunbar priorities are: extension of proposed Broadwayrapid transit to UBC more bus routes more frequent service community mini-buses.Support %: 80/14/6

Peoples ideas... more express buses; light rapidtransit to UBC; more east-west busroutes community mini-buses: makenearby shopping areas, schools,beaches, and recreation more con-venient to get to by bus: from 4th orfoot of Alma along Dunbar to 41st or

Marine; from Southlands to beach;from Dunbar bus to MacDonald bus;loop around Kerrisdale, Dunbar,Point Grey to shopping areas; schoolbus route for high school students atPrince of Wales and Lord Byng

Other Vision Directionconsidered but not supported11.3 Bus BulgesBus bulges should be built along keybus routes in Dunbar, giving buses morepriority in traffic, so that they are notslowed down at bus stops by waiting tomerge back into traffic. (A bus bulge isan extension of the sidewalk at a busstop into the parking lane and up to thetravel lane, so that buses stop in the lanethey are travelling in.)Uncertain %: 47/21/32Comment: This direction received manymore agree votes than disagree votes.Consequently, this idea remains on thetable, for more detailed communitydiscussion of the impacts and trade-offs, as part of any work to provideextra space on Dunbar Street for pedes-trians, cyclists, and/or transit users, asdescribed in 10.2.

12. Traffic CalmingNeighbourhood traffic calming is the useof physical devices, such as stop signs,traffic circles, traffic diverters, and/orspeed bumps, usually on local residen-tial streets.

The purpose is to slow traffic, increasesafety, and/or discourage through traffic.The main process for traffic calming inVancouver is through a NeighbourhoodTraffic Plan. A plan is usually initiated byresident request or as a result of aplanning review. However, not allrequests can be accommodated at once.The City Transportation Plan recom-mends giving priority to locations in thecity where traffic impacts are the mostserious.

Mini Bus

Speed table: raised pavementslows traffic (Portland, Oregon)

Traffic circle


Approved Vision Direction12.1 Traffic Calming CriteriaTraffic calming programs should beprovided in residential areas of Dunbarwhere needed and in consultation withlocal residents. The need should bedetermined by objective measurementsthat compare the area to other areas inDunbar and across the city. Thesemeasurements should include: traffic volumes, especially non-localtraffic traffic speeds proximity of schools, playgrounds,and other pedestrian destinations number of accidents level of impact and number of resi-dents affected sharp increases in traffic due to newdevelopmentsSupport %: 75/13/12

12.2 Easily Addressed TrafficProblemsTraffic problems that can be easilyaddressed, such as the need for a stopsign or marked crosswalk, should beable to be addressed without a fulltraffic calming program.Support %: 89/7/3

13. Greenways and BikeRoutesBike lanes, bikeways, and greenways areroutes to improve the experience ofcycling and walking, and to developcycling and walking networks through-out the city and within communities.Work is underway through various Cityprograms: Greenways are streets and routesenhanced to create a pleasant and safeenvironment for walking and cycling.There are two kinds. City-widegreenways create networks across thecity. (The first example of a CityGreenway is the Ridgeway Greenwayalong 37th Avenue). Neighbourhoodgreenways create local connections andare initiated by neighbourhood groups,who receive technical and fundingsupport from the City.

Bikeways create bike routes across thecity by following local streets. Thesestreets are treated to be bicycle-friendly, for example, with traffic circlesto slow cars and with bicyclist-activatedcrossing signals at busy intersections. Anexample is the Off-Broadway Bikeway. Bike lanes are lanes marked for bikeson arterial streets (e.g., S.W. Marine).These are a new idea for Vancouver,introduced by the City TransportationPlan. The Plan also recommends bikecarriers on transit vehicles.

Exact routes and design of futuregreenways, bikeways, and bike lanes willbe determined with input from thisCommunity Vision and with furtherconsultation with local residents andbusinesses.

Bike lane example: Portland,Oregon

Bikeway example: Adanac Street

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B ike Lanes, Bike Routes, & Greenways(exist ing & proposed - C ity Ne two rk)Poss ib le B ike LaneAdditional Bike Routes & GreenwaysFormer Head of the Lake Creek

37th Ave.


Approved Vision Direction13.1 Greenways and BikewaysThe network of greenways and bikeroutes in Dunbar should have routesadded to those already shown in Cityplans, including: more east-west routes into PacificSpirit Park/UBC and points east a north-south route between Camosunand Dunbar a loop into and around Southlandsfrom Dunbar a route to follow the alignment of theformer Head of the Lake Creek (seeDirection 14.5).Support %: 61/21/18

Other Vision Directionconsidered but not approved13.2 Bike Lane on Dunbar StreetA bike lane should be considered forDunbar Street, as part of more detailedplanning for improvements along thestreet.Uncertain %: 50/17/33Comment: This direction did not receivemajority agreement in both surveys.However; it received many more agreevotes than disagree, and was especiallyfavoured by younger adult surveyrespondents. As with 11.3, this idearemains on the table, for more detailedcommunity discussion of the impactsand trade-offs, as part of any work toprovide extra space on Dunbar Streetfor pedestrians, cyclists, and/or transitusers, as described in 10.2

Neighbourhood greenway: 19thand Fleming


Greening, Parks, Streetsand Lanes

The green street boulevards, mature trees, private gardens,and rural lanes are a major part of Dunbar character. Theyare also environmental assets, contributing to air quality andallowing natural water drainage through the ground.

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14. Greening, Parks, Streetsand Lanes

Parks, Streets, LanesStreets and lanes make up about 30% ofthe area of the city, and are very impor-tant to the overall image of neighbour-hoods. Parks are also important publicplaces. Dunbar more than meets Citystandards for neighbourhood park areaand geographic distribution. Parks rangein size from the 19th and Blenheim parksite (.17 acre) to Memorial Park West(18.5 acres). A number of parks havewilder areas of trees, undergrowth, orbog. The 1,885 acre Pacific Spirit Park, aregional park with major forested areas,abuts Dunbar. The grounds of a numberof public and private schools alsocontribute to the treed nature of thecommunity.

Tree By-law and Landscape ControlsIn the single family zoned areas, theCitys Tree By-law controls removal oflarge trees (i.e., over 8" diameter). Fornew development, removal is onlypermitted under certain conditions.Private owners may obtain a permit toremove one tree per year, uncondition-ally. In both cases, replacement trees arerequired. In addition to the Tree By-law,the parts of Dunbar recently rezoned toRS-5/5S have design guidelines forlandscaping new houses. There is nolandscape review in single family areasstill zoned RS-1S, however.

For most development in the duplex,apartment, and mixed use zones, theCity requires a landscaping plan to besubmitted showing areas of planting andpaving.

Approved Vision Directions14.1 ParksExisting parks should be protected andimproved: trees and natural areas in parks shouldbe preserved. park buildings that are currently onlyheritage-listed should be formallyheritage-designated to protect themfrom demolition.

some existing parks, particularlyQuadra, Valdez, and the unnamed parksite at W. 19th and Blenheim, should beimproved to make them more attractiveand usable.Support %: 90/7/3

Peoples ideas... retain treed area of Memorial ParkWest; Camosun bog; Memorial ParkWest fieldhouse; wildlife habitat add public art; benches; sculpturedlawn shapes; fenced dog areas;community gardens

14.2 Preserving Existing PrivateGreeneryThere should be more preservation ofexisting trees and major shrubs onprivate sites than is now required. Iftrees or shrubs must be removed, theyshould be recycled to other locations ifpossible.Support %: 65/16/19

Peoples ideas... stronger tree retention by-law educational outreach group onlandscape and tree stewardship tree inventory guided tree walks

14.3 Greening on Private SitesNew houses and other new develop-ments should contribute to greening forappearance and environmental reasons: new houses and developments shouldkeep significant portions of the site freeof paving and development, to allow forplanting, and for more water to draininto the soil (rather than being carriedinto the storm sewers) front yard design and planting shouldadd to the green appearance of streets,rather than being completely closed offfrom view by high walls or hedges planting should occur in back yardsSupport %: 78/11/11

Treed area in park

Camosun Bog

Relocating large trees


14.4 Greening in Public StreetsStreets should continue to be thepleasant green links that connect theneighbourhood: protect existing boulevards and streettrees encourage residents to care for streettrees, and to extend private gardeninginto boulevards encourage special residential streetdesigns, including possibly narrowingstreet pavement and varying sidewalklocations, based on community initia-tivesSupport %: 84/10/6

14.7 LanesThe pleasant rural character and safewalking environment that still exists inmany Dunbar lanes should be kept.There should be options to fully-pavedlanes, and all options should be offeredto homeowners when they vote on lanepaving. Planting at lane edges, and inback yards spilling over into lanes,should be encouraged.Support %: 84/11/5

Peoples ideas... paved centre with unpaved shoul-ders; two paved wheel strips; gravelsurface

Other Vision Directionconsidered but not approved14.5 StreamsThe old Head of the Lake Creek thatran from Camosun bog to the FraserRiver through Memorial Park Westshould be commemorated throughpublic art, or opened up where possible.Uncertain %: 49/32/18Comment: This direction has the lowestdisagree vote (and highest neutral vote)of any of the Uncertain directions. Aspart of 14.1, any redesign of local parkscan include consideration of ways tocommemorate or open up Head of theLake Creek.

14.6 Public ViewsViews to the mountains, downtown, andwater, available from many parks andfrom Dunbar Street, should be pro-tected.Support %: 90/6/3

Peoples ideas... identify key view locations; useheight controls

Green front yards and boulevards

Rural lane character

View from Valdez Park


Community Servicesand Facilities

The average household income in Dunbar is higher than thecity average. The area is also less ethnically diverse. TheVision recognises this, and that Dunbar has many desirable,usable services and facilities. However, it also identifies anumber of areas needing attention.


15. Services andFacilitiesServices and Facilities that the CityProvidesDunbar Community Centre serves theDunbar/Southlands local area, andmeets the Park Board goal of providingone community centre for approxi-mately every 20,000 people. It has sport,recreational, and social programs for awide range of residents from infants toseniors. Swimming pools servingDunbar residents are Lord Byng Pooland Kerrisdale Pool. Kerrisdale Ice Arenais the nearest ice rink. The VancouverPublic Library operates the DunbarBranch Library.

Special Needs Residential FacilitiesThe term Special Needs ResidentialFacilities (SNRFs) means various typesof group housing for people who needsome form of support or assistance intheir living place. They include the frailelderly, people with severe physicaldisabilities, battered women, children incare, mentally handicapped people, andthe terminally ill. The Citys zoningpermits SNRFs in all residential zones.Within Dunbar there is only one SNRF Blenheim Lodge, with 100 beds forseniors. This represents 2% of the SNRFbeds in the city, lower than Dunbarsshare of city population (4%), and lowerthan its share of population 75 years ofage and older (4%). Most Dunbarresidents who require special needshousing must move out of the area. Themain reason for the lack of special needshousing is the high land cost, whichmakes it difficult for the agencies andnon-profit groups who operate thesehomes to locate in Dunbar.

Non-City ServicesMost health and social services arefunded by the Province, and providedeither directly by Ministries or throughvarious agencies. The Vancouver/Rich-mond Health Board is responsible forhealth and community care services,including many for seniors. The WestMain Health Unit at 43rd Avenue andWest Boulevard, one of five health unitsin the city, serves Dunbar.

Approved Vision Directions15.1 Home Support for People withNeedsMore volunteer services should beprovided to allow people with specialneeds and seniors to remain in theirown homes to the degree possible.Support %: 88/11/2

Peoples ideas... seniors information network tohelp with home maintenance; rentershelping seniors on contract; practicalexperience opportunities for UBCnursing students

15.2 Special Needs ResidentialFacilitiesThere should be more housing specifi-cally for seniors and people with specialneeds who cannot live in their ownhomes.Support %: 71/20/9

Peoples ideas... intermediate care and full careseniors facility group homes for people with headinjuries, battered women, otheridentified needs make SNRFs affordable through:including with another development(through bonussing); incorporatingwith future library redevelopment

15.3 LibraryIf and when the library needs to expandor rebuild, opportunities to optimize theuse of its site should be investigated,such as: combining the library withother community needs (SNRF, socialhousing); or relocating the library to theCommunity Centre site and redevelop-ing the existing site.Support %: 71/16/13

1971 - 91 Population Growth

Vancouver

KCC

Dunbar

8%

15%

2%

Vancouver

KCC

Dunbar

English Mother Tongue 1971 & 1991

74%60%

66%

43%

89%78%

7191

7191

7191

Vancouver

KCC

Dunbar

Chinese Mother Tongue 1971 & 1991

7191

7191

7191

6%

19%

8%30%

1%10%

Vancouver

KCC

Dunbar

1991 Median Income

$34,200

$35,400

$69,200

Vancouver

KCC

Dunbar

Low Income Households 1991

25%

25%

10%

Vancouver

KCC

Dunbar

Single Parent Families

16%

17%

10%

1991 Population

Vancouver

KCC

Dunbar 20,100

39,200

473,200


15.4 Youth Services andInvolvementThere should be more focus on theyouth of Dunbar their needs andtheir ability to contribute to thecommunity. This should include: recreational and casual social thingsto do, and places to hang out,particularly at night anonymously available health infor-mation and counselling more youth involvement, includinghelping other groups in the commu-nitySupport %: 80/14/6

Peoples ideas... under 19 club showcasing localyouth talent program to hire local youth youth newspaper, youth artistsfestival recognition of drug-alcohol useproblem; out-of-school counselling

15.5 Community Health ServicesThere should be a health clinic thatprovides all the needed health servicesin one place, provided by a combina-tion of private practitioners and publichealth programs.Support %: 63/23/14

Peoples ideas... fund facility through develop-ment bonus; sell library site andmove library to community centresite; community fund-raising

16. SafetyDunbar has the lowest rate of crime toproperty and persons of any local areain the city. While recognizing this, theVision includes some proposals tofurther enhance community safety.

For several years, the Vancouver PoliceDepartment has been moving in thedirection of community-based polic-ing that emphasizes partnerships withcommunity residents in crime control.Initiatives that the community canbecome involved in include BlockWatch (Dunbar has 40 Block Watchcaptains), block parents, police visita-

Paying for Services andFacilities

The City pays for the servicesand facilities involved in policing,recreation, libraries, and soforth, mainly through propertytaxes. Some new sources offunds user charges anddevelopment cost levies arenow being pursued by the City.The CityPlan direction on Cityfinances is to continue to becautious about increasing Cityspending. Generally speaking,new services will need to bepaid for by redirecting fundsnow spent on other items, or inother areas. There are alsousually more requests forfunding for new facilities thancan be funded in any one period,so there is often a waiting periodof years before a facility isexpanded or rebuilt.

tion program to community centres,school liaison officers, citizens crimewatch, and speedwatch.

Community Policing CentresThere are 20 neighbourhood safetyoffices operating in various areas of thecity outside Dunbar. They are supportedby the community and staffed mainlywith local volunteers. Every office has aneighbourhood police officer assignedto work with the local population. He orshe assists in the enhancement ofcommunity health by providing visibleand accessible services that are sensitiveto the needs of the neighbourhood. Theoffices are governed by an advisorygroup and receive some financial sup-port from City and Provincial govern-ment grants. However, their existence isdependent on community resources.

Approved Vision Direction16.1 Community Crime PreventionThere should be more communityparticipation in crime preventionprograms like Block Watch. A commu-nity policing centre should be estab-lished.Support %: 88/9/2

Peoples ideas... block parties to get to know neigh-bours; better communication withVPD; community policing centre incommunity centre or in new devel-opment through bonussing

Health services in thecommunity

Community participation incrime prevention programs


Other CommunityPriorities

This section of the Vision contains directions on home-basedwork, several environmental issues, and community identityand involvement.


17. Home-based WorkCity zoning currently permits people towork at a wide range of jobs in anyresidential unit, including apartments.The work has to have no employees, noon-site product sales, and generate nooffensive noise, odours, vibration,smoke, etc. The work has to be carriedon in the dwelling unit, not in thegarage.

Zoning also permits artist live/workstudios in the mixed use zones inDunbar. Live/work studios may have nomore than two residents (no otheremployees); they also have limits on thetype of process and materials that can beused, and are limited to productionrather than sales.

Approved Vision Direction17.1 Supports for Home-based WorkSupports to make home-based workmore viable should be pursued, in orderto encourage local job creation, reducecommuting needs, and add to commu-nity safety by having people at homeduring the day.Support %: 68/23/9

Peoples ideas... networking among home-basedworkers; local support services like work-shop spaces, copying/fax centres,night time coffee shops, daycare,links to the University

Other Vision Directionconsidered but not approved17.2 More Flexibility for Home-BasedWorkHome-based work should be furtherencouraged through loosening some ofthe current regulations.Uncertain %: 54/19/27Comment: This direction did not receivemajority agreement in both surveys.However, it received a high number ofagree votes. It was especially favouredby younger adults. Any further work toincrease flexibility for home-based workacross the city would include considera-tion in Dunbar.

Peoples ideas... allowing employees allowing work activities in garages requiring neighbour consent, witheasy avenues to address inconsider-ate behaviour

18. Recycling,Conservation, WaterQuality, and NoiseControlThis Vision identifies a number ofenvironmental issues and actions. Someare in this section; others are inGreening, Parks, Streets, and Lanesand Traffic and Transportation. Mostof the proposals in this section would beadditions to current City programs,which have expanded as environmentalissues have assumed more importanceto the public.

Approved Vision Directions18.1 Local RecyclingThere should be more programs andinformation at the neighbourhood levelto encourage recycling, such as: neighbourhood compost demonstra-tion shared community chipper/mulcherfor yard wastes and leaves promotion and education, includinghandouts at the library, displays atcommunity events, and informationabout packaging at local storesSupport %: 76/18/6

Peoples ideas... promote/educate at communityevents (Dunbar Days, Stongs plantsale, etc.); neighbourhood clean-updays; in-store awareness aboutpackaging; permanent handouts atlibrary and other locations; buyrecycled campaign with grocerystores

Home-based work

Community composting


18.2 Collection of HouseholdHazardous WastesThere should be a Dunbar location forcollection of household wastes (e.g.,paints and solvents), that are otherwisestored in peoples garages, basements,and sheds, or disposed of improperly.Support %: 86/8/6

18.3 Energy and Water Conservationand Water QualityThere should be community action andeducation in Dunbar to promote energyand water conservation and improvedwater quality, and to support these goalsat all levels of government.Support %: 75/17/8

Peoples ideas: encourage use of passive solarenergy; put energy ratings on prod-ucts; use waste heat from commer-cial for residential; raise City buildingstandards to Power Smart levels;build demonstration housing;encourage retrofitting of existingbuildings to improve conservationinstead of tearing buildings down;report neighbourhood electric andgas usage and then set targets andhold competitions plant native plants; monitor waterconsumption; reduce consumptionthrough metering discourage use of herbicides andpesticides in Dunbar; speed up Citysstorm sewer separation program,which separates household sewagefrom storm water

18.4 Noise ControlUrban noise should be reduced, particu-larly by dealing with traffic noise.Support %: 80/14/6

Peoples ideas... enforce truck routes; reduce speedof traffic on residential and arterialstreets; print cards and put on carsand trucks to tell drivers about noiseand other pollution; set noise stand-ards for outdoor gardening equip-ment

18.5 Airport NoiseThe Airport Authority should be held toits noise control commitments. Resi-dents should keep the Airport and Cityalerted whenever there are aircraft noiseproblems.Support %: 75/18/7

Peoples ideas... keep a log when personally both-ered; phone the Airport and the Citywith all complaints documented

19. Community Identityand Community BuildingThis Vision recognizes the high level ofcommunity spirit and volunteerism inDunbar. Community projects, such asthe Chaldecott water park, illustrate theenergy and commitment of residents.Many residents believe there is greatuntapped potential to do more tostrengthen and build a communityfeeling.

Approved Vision Direction19.1 Community Identity andCommunity BuildingOpportunities to strengthen communityspirit and build community should bepursued. The main focus should be ondeveloping a recognizable communityidentity through collaborative commu-nity projects that involve as manyresidents as possible.Support %: 69/25/6

Peoples ideas... focus on Dunbars history andheritage for its identity; solicit ideasfrom residents; create a Dunbarlogo to use in improvements in theshopping areas and other locations;use public art to create identity

Measuring noise


20. CommunityInvolvement In DecisionMakingCurrently the City provides informationto, and consults with, residents andgroups for many different types ofdecisions. Examples include localimprovement petitions for street im-provement; Capital Plan referenda;public hearings for rezonings; publictask forces like the Urban LandscapeTask Force; public and working groupmeetings for local planning; ads andsurveys; notification letters aboutdevelopment proposals; and the Cityshomepage on the Internet. Many peopleoften felt that consultation is ineffectivefor a number of reasons, including thefollowing: people dont know theopportunity exists or how to use it;input is not timed to be useful; or inputdoes not appear to have had any influ-ence on the decision made.

Approved Vision Direction20.1 Community Involvement inDecision MakingCommunity residents should have moreinput, and more timely input, intodecision making about changes in theircommunity, such as developmentprojects, transit planning, street andtraffic changes, park design, etc.Support %: 91/7/2

Peoples ideas... a City-recognized communityassociation with status to reviewplanning and engineering policyissues in Dunbar a process for communities to havedirect involvement in transit plan-ning a neighbourhood design panel

Community residentinvolvement

Community Vision Workshop participants


Rezoning PolicyFollowing The Dunbar Community Vision

1. About Zoning in General1.1 How Zoning WorksThe Zoning and Development Bylaw is the main way the City controls development new buildings, additions to existing buildings, or changes in the use of buildingsand land.

There are different zoning districts, labelled by letters and numbers. For example,RS-5 covers most of Dunbars single family areas, and C-2 covers the shopping areas.Every lot in a district is governed by the same regulations and guidelines.

The regulations are contained in a District Schedule. They control the kinds ofactivities (uses) that may take place, such as office, retail, dwelling, or manufactur-ing. District Schedules also control various quantitative aspects of the development,including: the maximum height of buildings, the position of buildings on the lot(yards and setbacks), the amount of total development (floor space or density), andthe amount of parking required.

In addition to the District Schedule with its regulations, some zones also have designreview, using Design Guidelines. Design review looks at the more qualitative factorssuch as style or character, the materials used, or the landscaping. Legally, districtswith design review are structured to have two types of projects: those that may goahead without design review (often called outright); and those that are subject todesign review (often called conditional or discretionary), because they receiveadditional density, or approval of a conditional use, in return for meeting the designguidelines.

Another type of district is the CD-1 or Comprehensive Development district. Many ofthese are tailored to a specific site, such as Arbutus Village and Crofton Manor.Others cover a broad area, such as First Shaughnessy or the Downtown. This tool isused where a typical District Schedule and Guidelines approach is not suitable.

1.2 How Zoning is ChangedAnyone may apply to alter the zoning property owner, resident, or the Director ofPlanning. However, only City Council may actually adopt or change zoning orguidelines. Staff do the analysis and processing of applications, and make a recom-mendation to Council. During processing there is always public notification andsome consultation, and a formal Public Hearing is always required at the end of theprocess before Council decides.

Because rezoning is time-consuming and expensive, City staff usually advise poten-tial applicants before they make an application whether or not staff would con-sider the rezoning (that is, fully process it), rather than quickly reporting it toCouncil with a recommendation to refuse the application. Staff give this advicebased on existing City plans and policies, including Community Visions.


2. Rezoning Under the Dunbar Community Vision

Making some of Dunbars Vision directions happen will require rezoning, or amend-ments to zoning. For most, additional area planning would be required before anyzoning changes would be considered, and individual rezonings would not be consid-ered prior to this planning (section 2.2). However, there are some cases whereindividual rezonings could be considered without additional planning (section 2.1).Note that considered refers to being taken into the system for processing; it doesnot necessarily mean that the application will receive support from staff or approvalfrom City Council.

2.1 Additional Planning Not Required Before RezoningRezoning applications for the types of projects listed below could be consideredwithout additional planning, because they further adopted citywide policies, or arenormal practice in the public interest. Most are site specific rezonings on indi-vidual sites. There would be community consultation in each case. In consideringthese rezonings, staff would look at not only the needs of the project, but also how itrelates to its existing surroundings, and to the future of the area as described in theCommunity Vision.

Table 2.1: Additional Planning Not Required Before Rezoning

Type of Project That Could be Considered for Site Specific Rezoning

Comments

Heritage retention projects- involving retention of buildings on the Vancouver Heritage Register

Citywide policy to encourage retention of heritage resources

Social or affordable housing projects- non-profit projects; housing agreement projects, special needs residential facilities (SNRF)

Note on definitions:Housing agreement: a contract between the City and developer to guarantee a portion of the housing units as rental or low income, etc. SNRFs: housing and support services for people with special needs including the elderly, children in care, mentally or physically handicapped, people with substance abuse problems, etc.

Citywide policy to encourage housing for lower income and special needs residents

Housing demonstration projects (HDP)- in order to be considered as an HDP, a project: "must demonstrate new housing form in the neighbourhood, improved affordability, and a degree of neighbourhood support; any increase in land value, beyond the normal profit allowed by the City's standard bonussing process, be converted into improved affordability." (January 3, 1996 Council report)- in addition, in Dunbar, any HDP proposals would need to conform to Vision directions about type, location, scale, etc.

Citywide policy to permit demonstration of new housing types

Institutional usesProjects focussing on expansion, downsizing, or reuse of publicly owned or non-profit institutional, cultural, recreational, utility, or public authority uses

Normal City practice

Housekeeping amendments; zoning text amendments- initiated by the Director of Planning to update, correct, or make minor revisions to District Schedules or Guidelines

Normal City practice

In Dunbar: Seniors Lowrise Housingas per Vision Direction 9.2

Dunbar Community Vision

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